Noordeinde 8
Koudekerke, Veere
AreaA calm start in Koudekerke
Noordeinde 8 sits on a quiet road in a residential part of Koudekerke, a village in the municipality of Veere. The home is a terraced house built in 2009, with an energy label A. With an asking price of €499,000, the price is on the high side compared with the average for terraced houses in Veere, which currently stands at €472,318.
The home itself
According to the agent, this five-room house has four bedrooms and one bathroom spread over three floors. The living area is listed as 124 m² by the agent, while the BAG registration records 150 m². The plot measures 272 m². There is a front and rear garden facing southeast, plus an attached brick garage. The home is fully owned, has double glazing and is fully insulated, and is heated by a central heating boiler.
Life in Koudekerke
Koudekerke is a village where residents give the municipality an average score of 7.71, based on six reviews. One resident describes it as a quiet neighbourhood with little nuisance, while another mentions a close-knit community within walking distance of a primary school. The village has around 2,855 inhabitants, and about 29% are aged 65 or older. For a sense of what the municipality of Veere has to offer, the wider area includes both the coast and nearby towns.
Amenities and transport
The Jumbo supermarket is just around the corner, and there are more options a short drive away. CBS 't Klinket primary school is a five-minute walk, and the nearest GP and pharmacy are both within a ten-minute walk. Bus stops on the Middelburgsestraat and Beatrixlaan are just around the corner, served by lines 53, 56 and 647. The nearest train station, Vlissingen Souburg, is about 3.2 km away.
WOZ and address data
The WOZ value is €442,000, with a reference date of 1 January 2025. The asking price is 13% above this value. Over the past five years, the WOZ value has developed in line with the local market. As for address-level risks, the noise from road traffic and industry is measured at 45 dB Lden, which stays below the norm. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement, and 1% of properties in the area have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Schinkel de Weerd Makelaardij.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Noordeinde 8, Koudekerke
How does the asking price compare with the WOZ value?
The asking price of €499,000 is 13% above the WOZ value of €442,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact you can weigh yourself.
What is the layout of this terraced house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 124 m² by the agent, while the BAG registration records 150 m². There is a front and rear garden facing southeast, and an attached brick garage.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. This means the energy costs are likely to be relatively low compared with less efficient labels. The agent also states that the home has double glazing and is fully insulated, which supports the efficient label.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from the Klimaateffectatlas. The soil is clay, which is noted as sensitive to settlement, and 1% of properties in the area have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home.
What are the flood and climate risks for this address?
The pluvial flooding risk is low, and the flood risk is low both now and in 2050. Heat stress is currently low, but is expected to become medium by 2050. These are area-level indications based on public climate data, not a property-specific assessment.
What amenities are within walking distance?
The Jumbo supermarket is just around the corner, about 220 metres away. CBS 't Klinket primary school is about 450 metres away, and the nearest GP and pharmacy are both around 650 metres. Bus stops on the Middelburgsestraat and Beatrixlaan are within 250 metres, served by lines 53, 56 and 647.
What is the neighbourhood like according to residents?
Residents of the municipality of Veere give an average score of 7.71, based on six reviews. One resident describes Koudekerke as a quiet neighbourhood with little nuisance, while another mentions a close-knit community. Some note that for teenagers there is little to do locally, and that the path to Middelburg is dark and unlit.
How many homes are currently for sale in Koudekerke?
There are currently 11 homes for sale in Koudekerke, with an average asking price of €472,318 and a median of €429,000. The average price per square metre is €3,712. This home is priced above the average, which is a fact you can consider.
